Advanced Pavement Technologies | Asphalt Paving, Rejuvenating, Resurfacing, Sealcoating, Lining & Striping

Cosmetic Treatment vs. Reconditioning & Improving the Pavement: How your property looks – curb appeal – is why most people seal coat parking lots and other paved surface. But, there really is an economic reason for doing this maintenance on a regular schedule with the best materials. Seal coating helps protect against ultraviolet damage, as sunscreen does for the human skin. It also guards against oxidation, another aging factor with an analogy to the skin. Both contribute to brittleness, which leads to loosening of aggregates, unraveling and cracking. Regular schedule of sealing protects against traffic, water, and successive cycles of freezing and thawing. The schedule depends on your situation, but a 1 to 3 year schedule is fairly typical. Its payoff is a longer asphalt life, which benefits your bottom line.

Seal coating is relatively easy to apply and relatively inexpensive. The schedule depends on how your lot is used (heavy trucks, volume of traffic, etc.) and how well it drains. Look at the wear in the center drive-lanes. When they begin to look worn, you’re already compromising the surface and its time to act.
  • Seal coating dries in about 4 to 8 hours, but we recommend keeping traffic off for 24 hours to allow full curing in dry weather to prevent tracking into buildings or cars.
  • We prefer SealMaster™ MasterSeal™ Modified Sealer because it was developed to last longer than the other sealers on the market.

Even good seal coating (like the product we use from SealMaster™) wears off. For less than five year old surfaces that have not already been treated with another seal coat, you have an option to rejuvenate it. Rejuvenation sealer penetrates deeply into the asphalt, and turns back the clock for your parking lot. It’ll look like new, but more importantly it works to restore the asphalt to like new condition, for better protection against wear and weather.
See how good a lot that's been rejuventated looks after two years>

• Rejuvenation will penetrate the surface to about 3/8 to 1⁄2 inches, while seal coating sits on the surface.
• It replaces oils depleted by oxidation, which helps keep small aggregates in the asphalt from separating out and blowing away as the asphalt dries out.
• In turn, the increased flexibility and decreased brittleness helps to extend the life of the asphalt.
• The new look of rejuvenation sealer will also last longer and continue to look good even longer than traditional seal coating.

The right schedule for rejuvenation depends on how your lot is used, the weather and how it was built. But in general, applying rejuvenation treatments at least twice - at two- to three-year intervals - at the beginning of the life cycle is the minimum recommendation. Then if your budget demands it, you can turn to traditional seal coating.
It is important to give at least 24-hours for the rejuvenated surface to cure to prevent tracking. Therefore, parking lots at shopping centers or other commercial locations that cannot be closed off for at least 24 hours can’t usually exercise this option. For these lots with heavy traffic, annual seal coating may be necessary to deal with drying and decaying that hasten the need for more expensive steps, like crack filling, patching and repaving.

What Should You Do In Between Seal Coating?
The surface should be swept thoroughly, preferably with a mechanical sweeper, and cracks should be filled and sealed before applying rejuvenant.

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